Tri-Valley Real Estate Blog

Best Places to Eat in Pleasanton, California

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Whether you have lived in the area for years or are planning a trip to Pleasanton or its surrounding areas, it is great to find a new favorite dining place. Here are some fantastic fan favorites and what savory dishes you will want to eat when you arrive.

Best Places to Eat in Pleasanton, California

Gay Nineties Pizza Best Places to Eat in Pleasanton, California

Set in a historic building from 1864, this pizzeria has been named the best in the Tri-Valley Herald since 1997. The menu includes a variety of savory pasta dishes, salads, and mouth-watering specialty pizzas. Gluten-free pizza is available on the menu, offering an option for everyone. Besides the warm and friendly feel of the restaurant, the generous, hearty pizza toppings and deliciously warm, chewy crust make this pizza outstanding and keep customers coming back for more!

Best Places to Eat in Pleasanton, California Oyo 

This restaurant offers authentic South American dining including curries and Lo-Mein from Eastern Asia, Jerk Chicken and Rundown Fish from the Caribbean, Pepper Pot from West Africa, and South American Paella. Live music is offered every Thursday night to bring together all your senses while enjoying your meal and entertainment. During the Pandemic, Oyo’s is offering promotions including family package meals for take-out, packaged meats and seafood to cook at home and patio and street dining. If you’re looking for some new flavors to liven up your senses, try Oyo and see what South American dining is about.

Hap’s Original Best Places to Eat in Pleasanton, California

This upscale, New York Steak and Seafood Restaurant offers a fine dining experience with locally sourced produce and fresh ingredients. The ambiance is warm and inviting, and the live music in the evening brings the establishment alive. Hap’s has a wine selection of over 300 wines from around the world with a focus on the Napa Valley Region, California wines, and French Champagnes. From Hap’s Signature Prime Rib to savory Australian Lamb Chops, there’s a rich beef, pork, and poultry menu to choose from. Whether you want to celebrate a special occasion or just enjoy the stellar cuisine and music, you will want to make a reservation to ensure there is a space saved for you in this fine establishment.

Best Places to Eat in Pleasanton, California Lokanta Mediterranean Grill and Bar 

In a beautiful brick restaurant, with nicely set streetside dining to take in beautiful, warm evenings, Lokanta Mediterranean Grill and Bar offers upscale Anatolian, Greek and Mediterranean Cuisine. Serving brunch, lunch, dinner, and dessert specialties such as Spanakopita, made with Filo dough, spinach, onion, and feta cheese; Grilled Octopus, with celery, garbanzo beans, parsley, and lemon vinaigrette dressing; and Baklava, made with pistachios – there are unique taste sensations to satisfy and amaze the taste buds. The specialty beer and wine menu has plenty of options to pair with the sensational tastes.

Whether you’re looking for outstanding traditional dining or ethnic eating experiences, you are certain to find something to please your senses in Pleasanton’s exceptional establishments.

And remember! I work the entire Pleasanton Real Estate Area!  Give me a call!

3 Common Real Estate Scams to Watch Out For

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3 Common Real Estate Scams to Watch Out For

Scams are out there in full force, now more than ever. We do everything we can to protect ourselves just when we think we have a handle on it, something comes along that we haven’t thought of before and we need to learn and prepare for that scam.

Scams are all too common in the real estate world but there are a few common ones that we see on a regular basis. Here are some of the three most common real estate scams to look out for. [Read more…]

Is San Ramon, California a Good Place to Live?

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Is San Ramon, California a Good Place to Live?

San Ramon is considered one of the best places to live in California and ranks highly among the best places to live in America. With a population of 75,648, San Ramon is a city in Contra Costa County, 34 miles east of San Francisco.

San Ramon Home Values

As popularity in San Ramon has increased, so has the housing market, and now it is one of the most expensive places to live in the United States. The median home value is $958,800, compared to the California average of $684,800. Most residents here own their homes, but those that rent pay an average of $1,986 a month, making it a more viable option for those who aren’t ready to settle down long-term.

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Job Opportunities

Located centrally among many high-end technology companies, there are bountiful opportunities to make a highly competitive wage. The median household income in San Ramon is $160,783 compared to the national average of $62,843. San Ramon is the corporate headquarters for Chevron Corporation, and technology companies, Accela and Five9, as well as 24 Hour Fitness, the third largest fitness club franchise in the world.

Highly Rated Schools

San Ramon Valley Unified School District received an A+ score and is rated #26 of 432 Best School Districts in California, according to Niche.com. There are 31,911 students in the K-12 schools and the district employs 4,500 teachers, administrative staff, instructional aids, and other positions. It is also considered one of the best districts for student athletes in California and is highly rated for teachers and academics, in addition to having a 97% high school graduation rate. The thirty-six schools in the district range from transitional kindergarten through twelfth grade. The district covers an 18-square mile area and includes the communities of Alamo, Blackhawk, Danville, Diablo and San Ramon, as well as small portions of the cities of Walnut Creek and Pleasanton.

Outdoor Recreation

Las Trampas Regional Wilderness provides a nice hiking area through the hills, with many different trails to choose from. You can also rent horses and go horseback riding on many of the trails. With the beautiful scenic views, this is a great respite from the hustle and bustle of city life.

Forest Homes Farms Historic Park is a fun place to see animals such as horses and sheep, while also checking out the Glass House Museum and historic homes. With many beautiful blooming plants and flowers, there are gorgeous landscapes and scenery to take in.

Blackhawk Museum is a collection of museums in nearby Danville. It is well known for its collection of rare classic automobiles. The five galleries of exhibits are open year-round and include the Classic Cars Exhibit, Into China Gallery, Art of Africa Gallery, The Spirit of the Old West Gallery and The World of Nature Gallery. This is a great place to spend time getting to know cultures and history of the world.

Central Park is an amazing grassy park with a spectacular playground, community center, multiple sports fields, a skate park, and a seasonal splash pad. It provides ample space and activities to entertain the whole family.

Whether scouting out areas for a future home or a travel destination, San Ramon is a beautiful place you won’t want to miss. Come and see what makes it a chart-topper for one of the best places to live in America!

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What to Expect in a Modern American Family Home These Days

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The housing boom has spurred home builders into adding square footage and opulent features to homes, and caused big home builders and small architecture firms to re-evaluate their designs and opt for a more practical modern home.  You can see these new styles and features show up in newer home builds, yet also in renovated homes, as people are staying in one place for longer periods of time, especially with the challenge of buying in today’s market.What to Expect in a Modern American Family Home These Days

While average home square footage has remained relatively the same, it’s how that space is used that has changed.  Formal rooms, like dining rooms and living rooms, are disappearing and families are opting for everyday use areas to play a larger part in their purchasing and design decisions.   Here are some features that are disappearing and the practical designs that are replacing them.

Past:  Formal living rooms
Present:  Open family rooms

Historically, formal living rooms have been used for Christmas trees, never-sat-on furniture, and little else.  Families are now moving toward an integrated, open area that includes the kitchen, family room, and dining area.  This allows for increased family interaction and less wasted space.

Past:  Soaker tubs
Present:  Steam showers

Soaker tubs are rarely used luxuries that are being replaced by bigger shower stalls that allow for greater movement.  Showers are more commonly used over tubs, and as families find themselves staying longer in one place, the need for a comfortable, long-term bathing solution takes precedence over luxury.

Past:  Grand foyers
Present:  ‘Drop Zones’

Grand, double-story entrance foyers are now seen as a waste of space and inefficient.  A more functional ‘drop-zone’ is now replacing this feature.  A ‘drop-zone’ can be compared to a larger version of the mud room, a place to unload backpacks, shoes and coats before entering the greater area of the home.

Past:  Second staircase
Present:  Room for an elevator

With homeowners staying in their homes longer and thus growing old in them, having a second staircase has become a bonus feature that is no longer practical.  At some point, those stairs become an obstacle.  Homeowners with multiple stories are now moving in the direction of adding ground floor living options and leaving space for an elevator should the need arise.

Related: The most popular upgrades for 2021

Past:  Dad’s office
Present:  ‘Lifestyle center’

Technology has increasingly moved in a mobile direction and this has eliminated the need for a room dedicated to just Dad.  The lifestyle center is an area that all members of the home can share; a multifunctional work-room that can be used at all hours of the day.

Past:  Breakfast nook
Present:  Outdoor living space

Since open family rooms are becoming the norm and resulting in the kitchen being combined with the dining room, there’s no more need for a separate small table for breakfast.  Homeowners are instead opting for using that nook space for small, outdoor patios that double as a living space – including fire pits and plenty of seating.

Times have certainly changed and has moved the modern American family home into the future.  What category does your home fall into — past or present? For more information on San Ramon CA real estate or beautiful modern homes in Contra Costa County, Contact me today.

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The Most Popular Home Upgrades for 2021

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The Most Popular Home Upgrades for 2021

Hanging out at home over the last year has definitely changed the way we live in our house and our upgrades and updates might reflect that. If you’re looking to remodel, refurbish, update or upgrade your home this year, or perhaps you’re considering selling your home, here are some of the most popular home upgrades for 2021.

Full on, whole home renovations.

Yep! Some people are doing a full-on, entire home renovation. Perhaps you have a home that was built in the 1950s or 1960s and while you may have pieced together some different upgrades over the years, now it’s time to completely remodel the entire thing. It’s amazing how much you don’t notice about your home when you’re stuck in it day in and day out. A lot of people are actually starting at the front door and fully remodeling most or all of the rooms in the house. Of course, this is a very expensive project but if you’re planning on selling, it can really add tremendous value to your property.

One of the best ways to tackle this is either with a cash-out refinance or a home equity line of credit. Because you are borrowing from your house to put more back into your house, it will only add to the value of the property. Right now, refinancing is taking about a month or more in places like Rocket Mortgage could take upwards of six months to get all of the paperwork in line. The best thing to do would be to go to your existing mortgage provider or a mortgage advisor to get the best rate and the fastest closing.

Room conversions.

This is another popular upgrade and update a lot of homeowners are making. They’re turning master bathrooms into spas or home offices, redoing kitchens to allow more open space and entertaining, or midsize projects like converting one large room into two or vice versa. A simple personal loan or even a HELOC can definitely be a good option to pay for this. A lot of people are creating new spaces in their homes so that they can enjoy their home on different levels.

Kitchens and bathrooms.

These are always the premier spots for remodeling. If you have dealt with Corian countertops, Formica, tiled, or any other out-of-date countertops or flooring, it’s time to upgrade. Quartz is the new granite. It’s more durable, doesn’t stain, and usually does not have to be resealed. Hardwood or laminate floors such as Pergo Outlast has been one of the most durable flooring products on the market for the last couple of years. They’re great for bathrooms and for kitchens. New sinks, hardware, appliances, and bathroom fixtures all can add fresh and clean life to an older or outdated room.

Consider resale.

Even if you’re not planning on selling… Which you probably should right now because it’s a crazy market and you can get a lot for your home right now, it’s good to consider resale options. It’s probably not worth your time and money to go into a whole house renovation project if you plan on selling a couple of years because you may not get all of your money back. Simple projects, redesign or updating certain items that buyers will feel is worth the extra money should definitely be on your priority list.

Every home is different. If you’re looking to sell your Portland luxury home or any property throughout the Portland metro area in 2021, give us a call. Matin Real Estate sells hundreds of homes each year and understands what buyers are looking for and how to get the most from the sale of your home.

For more information on selling your luxury San Ramon or Contra Costa county home, contact my office at any time.

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COVID Increased Demand for Strong Digital Presence

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COVID Increased Demand for Strong Digital Presence

It’s no secret that this pandemic has changed life as we know it in many factors including real estate. The funny thing is that real estate is exploding all over the country yet nothing is more prevalent than digital presence when it comes to buying and selling homes. The luxury market is not immune to this type of marketing. A quality website, strong social media presence, and a strategic digital marketing plan is more important than ever.

Whether you are buying or selling, the need for a digital presence is ever-growing. Better photos, a better online presence, and more exposure to particular buyers and target demographics has been imperative in getting homes in front of the right buyers. Whether you are buying or selling, the need has increased for a greater online and digital presence more than ever. Even aside from being online, digital presence in the form of QR codes, click links where folks can use their mobile devices to quickly pull up information about a property, or no contact communication between buyers, sellers and agents has become more and more popular.

A Shift in Digital Marketing

We have seen a shift from in-person meetings to virtual meetings and showings. Even before the pandemic, there was an increase in agents who use social media platforms to virtually preview or provide virtual tours and 3D tours of homes first. But, COVID has taken that to a whole new level. We’ve been able to simulate open houses, walk-throughs by using Facebook live and Instagram features, videos on our company websites and we shifted from a lot of in-person meetings to virtual ones from face time, Zoom, and other digital marketing and communication outlets.

While this is constantly been growing over the last two decades, it has never been more prevalent than right now. And I don’t think this is going anywhere soon. Real estate is definitely a personal relationship type of business, we can still provide that with the right type of online presence and social media interaction. The importance of video and quality images have never been more important. According to a recent article, 45% of people actually bought homes in 2020 without ever seeing them in person! That is a huge percentage. High-quality images and videos are to thank for this and they can elevate a home and set it apart from the competition.

This pandemic has greatly reduced the amount of in-person events and face-to-face networking, something that the real estate market has thrived on for decades. But agents in real estate brokerages that understand how social media works can definitely utilize and maximize their value to potential clients instead of simply showing homes for or sending a list of links automatically. Just because we may not be able to build relationships in person, we still can establish and enhance connections through a variety of virtual sources.

Now more than ever, a strong real estate presence and brokerages needed to facilitate the transaction between buyers and sellers, especially in the luxury real estate market. For more information on how we market your home in today’s climate or how we connect with you and make sure you find the right San Ramon real estate or home in the Contra Costa area, contact me  at any time.

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Sanitization Stations Impress Potential Buyers

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In a world where sanitizing and social distancing have become the new normal, it is important to remember to incorporate them into selling your home to ensure that it appeals to as many potential buyers as possible. One way you can do this is by setting up a nice sanitization station in the entry of your home or even outside the front door on your porch or patio. [Read more…]

Should I Offer Less with an All Cash Offer

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I get this question all of the time because buyers think that if they have an all cash offer they can naturally offer less for the home. But is this a wise move?

It all comes down to the house you’re buying, the current market conditions, and the seller. Let’s go over some scenarios where it would be appropriate to offer less in a cash situation and other situations where you shouldn’t even consider offering a penny less than full asking price.

Should I Offer Less with an All Cash OfferConsider the sellers net. This is the amount the seller is going to walk away from. This is also where your buyer’s agent and the listing agent need to come together to negotiate the best price. If the seller is already at their lowest possible price that they can go and walk away either breaking even or with barely any net profit, you probably will not get accepted on a lower-priced offer regardless of whether it’s cash or not. Sellers don’t want to bring money to the table; they want to walk away with a profit.

You also have to consider the market. In the Tri-Valley area, there are micro-markets throughout Pleasanton, San Ramon, and Livermore. Within those cities, there are even smaller micro-markets where the real estate industry is doing very well and other areas where homes take longer to sell. It’s going to depend on the house that you are buying, the net profit, and what the market is doing in that particular community or neighborhood.

If the home is in a popular neighborhood where homes sell within a week or two, you probably can’t offer much less than the asking price if any discount at all. You may also need to increase your price in a hot market. You will have plenty of competition and if there are other cash buyers in your area, coming in with a lower price than your closest competition will get your offer thrown out.

Read More: What is the New SB800 Home Warranty?

Alternatively, if you are buying a home in the neighborhood or community where the properties don’t move as quickly, it will depend on how long the house is on the market and if it has been already reduced. You may have a little bit of negotiating power when it comes to cash in these types of markets. Again, talk to your buyer’s agent about the net profit for the seller and if they can even afford to go any lower.

Terms also matter. When presenting a cash offer the terms will also be either attractive or unattractive. If you’re offering a quick closing, no contingencies, a high earnest money deposit and you’re not lowballing the seller too much, your offer may be considered. Plus, if there are no other offers on the table, regardless of whether it’s cash or a finance offer, you might be more likely to get an accepted offer.

What about a short sale or foreclosure?

If you’re offering cash, this is very attractive to banks, which hold power to accept or decline the offer. Even though you offer less with cash doesn’t mean it will naturally be accepted. Banks will typically respond faster, however, if you’re offering cash. The lender or the bank will need to evaluate their net profit as well to see if they can walk away with as much as possible or as little loss as possible.

[Read More: Should You Always Pay Cash if You Can?]

It also will come down to the condition of the house. If the seller has chosen to list the house as-is, and it is in great need of repair or upkeep, it seems reasonable to offer a lower price if the market does not support its current asking price. This is where a qualified, knowledgeable and experienced real estate agent comes into play. Only professional real estate broker or agent will be able to tell you if the home is priced appropriately as is or if a low price offer would be an acceptable move.

So, you can see that there are a lot of different factors when it comes to offering a lower than the asking price if you have all-cash. Using a real estate agent to find you the best home and off of the best advice when it comes to negotiations and offer is really the key to getting the price you want on a home you love.

Looking to buy in the Tri-Valley area? Check out all San Ramon homes for sale, Dublin real estate, Danville homes, Livermore property, Pleasanton houses for sale, Alamo real estate and more!

More Great Tips for Home Buyers

Buying a House with Foundation Issues, What you Need to Know

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Foundation issues are generally one of the biggest red flags when it comes to purchasing Real Estate. Contrary to what many people believe, you can purchase a home with foundation issues and still be “safe.” Here are a few things that you should know prior to placing an offer on a home with foundation issues and damages.

RepairsBuying a House with Foundation Issues, What you Need to Know

If repairs have been made to the foundation already it is important that you have documentation of the work so that you know the severity of the crack, the repairs that were made and any potential damages that could be caused by the repairs in the future.

Many lenders will not approve a loan if there are any sort of structural damages or defects on the property. Because of this, you may need to provide proof of repairs or have repairs inspected prior to closing your loan to provide proof to the lender that the property is currently free of any active damages.

Cracks

If there are current cracks within the foundation, it is important to have it inspected thoroughly as repairs on cracks can range drastically in price. Some minor cracks may be as little as $500 to repair, whereas larger cracks can reach upward of $10,000 which can cause a pretty good dent in your budget.

If the cracks appear minor, moving forward with the purchase of the sale could still be a good option, however, should the cracks and damages be extensive then it is it vital that you discuss the damage in-depth with a professional assessor so that you are fully aware of the needed funds for repairs as well as any potential damages that may arise down the line due to the cracks. Additionally, as mentioned above, should the damages be severe, you may have a hard time securing funds from a lender.

While many buyers run at the thought of any type of foundation issues, as long as the proper repairs either have been made or you plan to do so, there really isn’t as much danger in purchasing a home with either a foundation crack or repair. As long as you work closely with your agent, discuss damages and repairs in-depth, and ensure to hire a reputable assessor, you can decide to either purchase a home with current or previous foundation damages and repairs, or decide to continue your home search elsewhere.

Looking to buy in the Tri-Valley area? Check out all San Ramon homes for sale, Dublin real estate, Danville homes, Livermore property, Pleasanton houses for sale, Alamo real estate and more!

More Great Tips for Home Buyers

 

Why the Highest Offer Isn’t Always the Best Offer?

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Contrary to common belief, the highest offer when selling your home isn’t always the best. If you’re currently preparing to sell your home, you may find yourself overwhelmed with the number of offers that will soon be rolling in. Homes are selling faster than ever, and often for well over the asking price. While it is tempting to go ahead and accept the highest offer, it is important to try and remember that the highest offer isn’t always the best offer.

ContingenciesWhy the Highest Offer Isn’t Always the Best Offer?

If the highest offer is lined with contingencies, even a contingency as simple as the buyer needing to sell their current home prior to closing escrow, the seller may choose to accept an offer that is free of contingencies, solely for peace of mind as well as providing less risk of losing a buyer after escrow has opened.

All Cash Offers

One of the most common reasons that a lower offer is accepted is because it is an all-cash offer. This nearly always ensures that the buyer is serious about the sale, and with no need to obtain financing through a lender, the sale can often move quite swiftly without hiccups or bumps during the selling and buying process.

Flexibility with the Timeline

While it is currently a seller’s market, often seller still needs to secure new housing or have to stick to a specific timeline before their new home is ready, and thus, a lesser offer that is willing to work with the seller’s desired timeline may be more desired than a higher offer that needs to close escrow by a specific date.

Letters

While letters don’t always do the trick, in some cases they may just be what closes the deal for less. Investors are purchasing homes like crazy and are often offering a pretty price tag, however, many sellers would rather sell their home to a family or individual who will use the house as a home, rather than sell to an investor. So even if it means selling for less, knowing the “who” behind the sale can often be just what is needed for the house to sell for less.

While there are many reasons as to why a seller may choose to accept an offer that is less than others, ultimately it is up to the seller and the seller alone who’s offer they choose to accept, whether it is the highest offer or not. As a seller it is important to discuss each offer in depth with your realtor to ensure that you fully understand it prior to acceptance.

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